Planning Commission

APPLICANT: PREPARED BY: REVERSE SPRAWL, LLC, AND ET. AL. ERIKA V. HARRISON 62 SMITH STREET LAW OFFICE OF ERIKA V. HARRISON CHARLESTON, SC 29401 P.O. BOX 20956 CHARLESTON, SC 29413 (843) 302-1900 | TELEPHONE ERIKA@ERIKAHARRISON.COM  CATFIDDLE DEVELOPMENT GUIDELINES AND LAND USE PLAN RELATIONSHIP TO THE ZONING ORDINANCE OF THE CITY OF CHARLESTON The Development Guidelines and Land Use Plan for the Catfiddle Planned Unit Development (“PUD”), attached hereto and made a part hereof, are part of the PUD conditional use Master Plan application submitted in accordance with the Zoning Ordinance of the City of Charleston, Article 2, Part 7, Sections 54-250, et. seq. The Zoning Ordinance of the City of Charleston is incorporated herein by reference, except as amended herein. No person shall erect or alter any building, structure, or sign on any tract of land or use any tract of land within the Catfiddle PUD except in conformance with these guidelines and regulations. Unless modified herein, definitions of terms used in the Catfiddle PUD Development Guideline shall follow definitions listed in the Zoning Ordinance of the City of Charleston, as amended from time to time. Administration and enforcement of the adopted Catfiddle PUD Master Plan shall follow Article 9 of the Zoning Ordinance of the City of Charleston. The Catfiddle PUD Master Plan was approved by Charleston City Council on____________, 2015 Ordinance Number_____________________. i  CATFIDDLE DEVELOPMENT GUIDELINES AND LAND USE PLAN TABLE OF CONTENTS I. OVERVIEW ................................................................................... 1 II. LAND USES ................................................................................. 2 A. BUILDABLE AREA AND OPEN SPACE AREA ...................................... 2 B. HEIGHT, SETBACK AND AREA REGULATIONS FOR BUILDABLE LOTS ....... 4 C. ENCROACHMENTS AND SURFACE EASEMENTS .................................. 5 D. PARKING ................................................................................ 6 E. COMMERCIAL BUILDING AND PERMITTED USES ................................ 6 F. ACCESSORY BUILDINGS .............................................................. 6 III. BUFFERS .................................................................................... 7 IV. TREE SUMMARY ........................................................................... 7 V. RIGHT–OF-WAY (ROW) .................................................................. 7 VI. DRAINAGE ANALYSIS .................................................................... 7 VII. TRAFFIC STUDY ........................................................................... 7 VIII. SIGNAGE .................................................................................. 8 IX. CULTURAL RESOURCES .................................................................. 8 X. LETTERS OF COORDINATION ........................................................... 8 XI. ADDITIONAL DEVELOPMENT CRITERIA............................................... 8 XII. SUBDIVISION............................................................................... 9 XIII. APPENDICES ............................................................................. 9 A. AERIAL SITE VIEW ..................................................................... 10 B. SITE BOUNDARY SURVEY ............................................................. 11 C. PROPOSED PRELIMINARY SUBDIVISION PLAT .................................... 12 D. LETTERS OF COORDINATION........................................................ 13 E. ARCHEOLOGICAL STUDY ............................................................. 14 ii  CATFIDDLE DEVELOPMENT GUIDELINES AND LAND USE PLAN I. OVERVIEW This is the zoning master plan for Catfiddle, a new Planned Unit Development located between the block streets of Kennedy Court, Ashley Avenue and Bogard Street (TAX ID NUMBERS: 460-07-04- 009, 015, 016, 027, 028, 029, and 205 through 217). This includes the Horizontal Property Regimes known as the 266 Ashley Avenue Horizontal Regime and the 264 Ashley Avenue Horizontal Property Regime (including its units, and the general and limited common areas). This document and the attached information are submitted in accordance with Article 2 Part 7 § 54-250, et. seq. The proposed development may be developed in two phases. The phased development is necessary in order to provide time to conform to the requirements for termination as provided in the 264 Ashley Avenue and 266 Ashley Avenue Master Deed and the Horizontal Property Regime Act § 27-31-10 of the S.C. Code of Laws of 1976, as amended. The developer may require additional time to convey limited common areas to unit owners (include them as a part of proposed lots on the proposed subdivision plat) and general common areas to the proposed development’s property owners’ association. The parcels located on Kennedy Court and Bogard Street are included in the proposed first phase of development. The proposed second phase of the proposed development will incorporate the Horizontal Property Regimes located on Ashley Avenue. The property is approximately 0.92 acres and is zoned DR-2F. Catfiddle is an urban infill project, designed to connect with the fabric of the Cannonborough-Elliotborough neighborhood. The proposed development will integrate the existing historic structures and the existing new construction located within the proposed development. The site planning and the character of the buildings (existing and to be constructed) are based on a design aesthetic of a knitted European village that evokes a sense of timelessness. Page | 1  CATFIDDLE DEVELOPMENT GUIDELINES AND LAND USE PLAN II. LAND USES The proposed development measures less than 1 acre and has a proposed total net density of twenty-four (24) single family residences (“SF”) of which 75%-95% will be owner occupied. Commercial activity in the development shall be limited to the existing professional office located in the accessory building on the site and offices located in a residence. The proposed development will have a private drive for access to the public right of ways to Bogard Street, Ashley Avenue and Kennedy Court. There will be two Phases of Development. Phase 1 shall include proposed Lots 1-15 and Phase 2 shall include proposed Lots 16-24 more particularly identified on the proposed concept subdivision plat. A. BUILDABLE AREA AND OPEN SPACE AREA The total area the buildings will occupy in the PUD is less than 50% of the total gross land area. Since the proposed development is less than ten (10) acres, it is exempt from Section 54- 256(h) and is not required to dedicate a minimum of twenty (20%) percent of its total gross area to open space for recreational or passive uses. The proposed development, however, will include open spaces for communal activities, bicycle parking, pedestrian tunnels, and terraces. L AND U SE BY T OTAL A REA T OTAL L AND U SE T OTAL S Q . F T . T OTAL A CRES Total Gross Area 39,978 Sq. Ft. 0.92 Ac. Total Lot Area 28,385 Sq. Ft. 0.64 Ac. Total Parking Area 1,497 Sq. Ft. 0.05 Ac. Total Open Space 10,106 Sq. Ft. 0.21 Ac. T OTAL L OT C OVERAGE T OTAL A REA T OTAL S Q . F T . T OTAL A CRE Total Gross Area 39,978 Sq.Ft. 0.92 Ac. Total Buildable Area 18,542.83/18,966.83 Sq.Ft. 0.43 or 0.44 Ac. T OTAL D ENSITY T OTAL S Q . A REA FOR T OTAL G ROSS A REA M ULTI F AMILY N ET D ENSITY 39,978 Sq. Ft. 1,650 Sq. Ft. 24 Dwelling Units Page | 2  CATFIDDLE DEVELOPMENT GUIDELINES AND LAND USE PLAN BREAKDOWN OF LOT SIZES AND BUILDABLE AREA PER LOT The below chart provides a detailed break down of each lot size and the buildable area for each lot. T OTAL B UILDABLE 1 L OTS T OTAL LOT S Q . F T . A REA S Q . F T . Lot 12 545 472/517 Lot 23 537 472/588 Lot 3 772 712 Lot 4 1001 660 Lot 5 4 679 610/655 Lot 6 5 493 493 /583 Lot 7 2879 1920 Lot 8 6 2438 1488/1088 Lot 9 992 372/572 Lot 10 1091 372/572 Lot 117 580 554/652 Lot 12 555 555 Lot 13 2055 1208 Lot 14 1907 983 Lot 15 932 610.83 Lot 16 8 1261 667 Lot 17 656 630 Lot 18 705 586 Lot 19 581 500 Lot 20 697 371 Lot 219 2783 1161/1181 Lot 22 778 778 Lot 23 1679 1096 Lot 24 1789 1282 1 Where indicated a lot’s total buildable area is permitted to increase. 2 Lot 1 permitted an additional 43.50 sq. ft. for a balcony over the common area. 2 Lot 1 permitted an additional 43.50 sq. ft. for a balcony over the common area. 3 Lot 2 permitted an additional 116 sq. ft. for a balcony over the common area. 4 Lot 5 permitted an additional 44.45 sq. ft. for a balcony over the common area. 5 Lot 6 permitted an additional 90 sq. ft. for a balcony over the common area. 6 If Lot 8 removes 400 sq. ft from the existing building, then Lots’ 9 and 10 buildable area may increase by an additional 200 sq ft. each. 7 Lot 11 permitted an additional 108 sq. ft. for a balcony over the common area. 8 Lot 16 permitted an additional 240 sq.ft for an addition above the surface easement. 9 Lot 21 permitted an additional 20 sq. ft. for a balcony over the common area Page | 3  CATFIDDLE DEVELOPMENT GUIDELINES AND LAND USE PLAN B. HEIGHT, AREA AND SETBACK REGULATIONS FOR EACH BUILDABLE LOTS Minimum Setbacks Lot No. Type 10 Min/Max Max. Lot North South East West Height 11 Coverage12 Lot 1 SF 25/42 472/517 3’ 0’ 8’’ 0’ Lot 2 SF 25/42 472/588 0’ 3’ 8’’ 0’ Lot 3 SF 25/42 712 0’ 8’’ 8’’ 0’ Lot 4 SF 25/42 660 0’ 0’ 8’’ 2’13 Lot 5 SF 25/42 610/655 0’ 0’ 0’ 0’ Lot 6 14 SF 25/42 493/583 0’ 0’ 0’ 0’ Lot 7 SF 25/42 1920 0’ 0’ 0’ 0’ Lot 8 SF Existing 1488/108815 0’ 8’ 0’ 8’ Lot 9 SF 25/42 372/57216 0’ 0’ 3’ 3’ Lot 10 SF 25/42 372/57217 0’ 0’ 3’ 3’ Lot 11 SF 25/42 544/652 0’ 2’18 0’ 0’ Lot 1219 SF 25/42 555 0’ 0’ 0’ 0’ Lot 13 SF Existing 1208 0’ 8’ 0’ 9’ Lot 14 SF Existing 983 0’ 0’ 1’ 7’ Lot 1520 SF 25/42 610.83 0’ 0’ 0’ 0’ Lot 16 21 SF Existing 667 0’ 0’ 0’ 0’ Lot 17 SF 25/42 630 3’ 0’ 0’ 0’ Lot 18 SF Existing 586 3’ 0’ 0’ 0’ Lot 19 SF Existing 500 3’ 0’ 0’ 0’ Lot 20 SF Existing 371 0’ 0’ 0’ 0’ Lot 21 SF Existing 1161/1181 0’ 0’ 0’ 0’ Lot 22 SF 25/42 778 0’ 0’ 0’ 0’ Lot 23 SF Existing 1096 0’ 0’ 0’ 0’ Lot 24 SF Existing 1282 0’ 0’ 0’ 0’ 10 All residential building types shall be Single Family (“SF”) 11 The height of an existing building sets the minimum/maximum height restrictions for the particular lot. 12 Maximum Lot Coverage expressed as square feet and any alternate maximum lot coverage identified are the result of either permitted construction over common areas or as otherwise indicated. 13 A 2’ setback is required only at the point where Lot 4’s property line abuts Lot 5’s property line. 14 A portion of a building built on Lot 6 is subject to the surface easement indicated in Article II. Section C. Encroachments and Surface Easements. 15 If 400 sq. ft of existing building is removed. 16 If 400 sq. ft. of the existing building located on Lot 8 is removed, the maximum lot coverage shall increase to 57%. 17 If 400 sq. ft of the existing building located on Lot 8 is removed, the maximum lot coverage shall increased to 52% 18 Any Buttresses built on the building occupying Lot 11 are excluded from the setback requirement, i.e., a buttress may encroach into the required 2’ setback. 19 A portion of a building built on Lot 12 is subject to the surface easement indicated in Article II. Section C. Encroachments and Surface Easements. 20 A portion of a building built on Lot 15 is subject to the surface easement indicated in Article II. Section C. Encroachments and Surface Easements. 21 A portion of a building built on Lot 16 is subject to the surface easement indicated in Article II. Section C. Encroachments and Surface Easements. Page | 4  CATFIDDLE DEVELOPMENT GUIDELINES AND LAND USE PLAN C. ENCROACHMENTS AND SURFACE EASEMENTS For the existing buildings, any encroachments, eave or gutter overhangs, which are non-conforming to the PUD’s guidelines are permitted to continue. For any new construction, eave and gutter overhangs are permitted to encroach across the PUD’s common area a maximum of three (3’) feet; however, any encroachment or overhang is subject to the POA’s design review board’s approval; however, any eave and gutter overhangs over adjacent property not included in the PUD must conform to the City of Charleston’s Building Code requirements. Lots 1, 2, 5, 6, 11 and 21 are permitted to build balconies, which encroach into the common area; however, the balconies must be built a minimum of eight (8’) feet above the common area. Subject to the POA’s design review board’s approval, mechanical equipment, such as water heaters and heating and air conditioning units, affixed to the building may encroach into the common area; however, any mechanical equipment must be installed at least eight (8’) feet above grade. Lots 6, 12, 15 and 16 are required to provide easements for ingress and egress or parking, where indicated on the proposed subdivision plat; thus, portions of any part of the building and/or additions located on the building must be built at a minimum height above the easement, as indicated in the chart below. Specific Requirement for Lot 12: The elevated portion of the building built over Easement A whether enclosed or open must have an east wall that is eight (8’) feet six (6”) inches tall. This portion of the building may only be nine and half (9 ½’ ) feet tall and may occupy a maximum of 111 square feet. Specific Requirement for Lot 16: A 240 square feet elevated addition is permitted over the surface easement. The addition may be supported by a maximum of three (3) 1’ foot diameter posts. T OTAL S Q . F T . M INIMUM H EIGHT L OTS E ASEMENT ABOVE E ASEMENT Lot 6 90 sq. ft. 24’ MSL Lot 12 Easement A 111 sq. ft 21.30’ MSL Lot 12 Easement B 93.36.sq. ft. 21.90’ MSL Lot 15 353.87 sq. ft. 24.34’ MSL Lot 16 320 sq. ft. 20’ MSL Page | 5  CATFIDDLE DEVELOPMENT GUIDELINES AND LAND USE PLAN D. PARKING The proposed development calculation for dwelling units falls under the multi-family calculation; thus, as provided under Section 54-317 for multiple dwellings, the off street requirement is 1 1⁄2 per unit. The required total number of spaces for the development is 36. However, the developer’s site plan accommodates 2 parking space for each proposed lot, which is further described below. 1. SINGLE FAMILY RESIDENCE PARKING • Lots 1-5, 7-11, 13-16, 19, 20, 22-24 shall accommodate 2 parking spaces. • Lot 6 shall have an easement for 2 parking spaces on Lot 16, as depicted on the proposed subdivision plat. • Lot 12 shall accommodate parking on Lot P5 and P6. • Lot 17 shall accommodate 1 parking space on site and park on non- buildable Lot P7. • Lot 18 shall have parking located on Lot P4. • Lot 21 shall have parking located on Lot P1 and P3. 2. COMMERCIAL PARKING Parking is not required for commercial uses, including accommodation uses, occurring in any SF Residence or Accessory Building. E. COMMERCIAL BUILDING AND PERMITTED USES Provided, the SF residence is owner-occupied and the property owner resides there a minimum of 183 days a year, a SF residence is permitted to have a professional office; however, a SF residence may not be used or occupied 100% as a professional office. Additionally, provided the SF residence is owner-occupied and the property owner resides there a minimum of 183 days a year, a SF Residence is permitted to have an accommodation use, such as a bed and breakfast or as a short-term rental. The existing Accessory Building may be used 100% as a professional office or as an accommodation use or any combination of the permitted commercial uses. F. ACCESSORY BUILDINGS The only permitted accessory building is the existing accessory building located on Lot 21. Additionally, this accessory building may have a dwelling unit. Lots 1–20 and 22-24 are not permitted to construct an accessory building. Page | 6  CATFIDDLE DEVELOPMENT GUIDELINES AND LAND USE PLAN III. BUFFERS The proposed development has existing buffers fronting Ashley Avenue and Septima Clark Hwy (f/k/a US Hwy 17). Except as specifically addressed in this Master Plan or as required, any additional landscape buffers for the proposed development shall conform to the requirements of Section 54-344 of the Zoning Ordinance. IV. TREE SUMMARY There are 3 trees (18” Elm, 12” Popcorn, and 12” Palm) located on the site and 2 trees (“17 Oak and 40” Sycamore) on the property line. The trees have been incorporated into the site planning and design of the proposed development. All trees will be protected in accordance with Section 54-325, et. al. of the City of Charleston Zoning Ordinance. The removal of any tree classified as a grand tree will require the approval by variance through the City of Charleston Board of Zoning Appeal. V. RIGHT–OF-WAY(ROW) As indicated, the proposed development fronts on the public right-of-ways of Ashley Avenue, Bogard Street and Kennedy Court. The existing SF residences currently access the public right of way from either Ashley Avenue or Kennedy Court. Unless specifically required or addressed in this Master Plan, the proposed development is not requesting any changes to any sidewalks or any other materials in the public right of way. As depicted on the proposed subdivision plat, the proposed development’s ingress/egress shall be across private drives. The private drive between Kennedy Court and Bogard Street shall be across a private drive from which a vehicle may enter or exit the development from Ashley Avenue, Bogard Street or Kennedy Court, subject to City of Charleston’s requirements. The POA will provide maintenance for this private drive. The private drive and common areas will be appropriately landscaped and hardscaped with pervious pavers and will be complementary with the existing landscaping and hardscaping of the 266 and 268 Ashley Avenue HPR developments, which are included in this Master Plan. VI. DRAINAGE ANALYSIS As identified in the proposed development’s site survey, a portion of the site is located in Flood Zone X and Flood Zone AE-13. For proposed Phase 1 of the proposed development, the City shall require an approved drainage plan, except for the lots known as 1, 3 and 5 Kennedy Court and 70 ½ Bogard Street. A drainage plan for proposed Phase 2 is not required as the property has already been developed. VII. TRAFFICSTUDY Since Phase 2 of the proposed development is existing and residences included in proposed Phase 1 exist along Kennedy Street and Bogard Street, i.e. a total of fourteen (14) residences, a traffic Page | 7  CATFIDDLE DEVELOPMENT GUIDELINES AND LAND USE PLAN study is not necessary. The addition of ten (10) SF residences will have a nominal impact, if any, on traffic. A traffic study shall be provided if required after further review by City staff. The development affords 1 and 3 Kennedy Court (proposed Lots 13 and 14) the ability to ingress and egress from either Ashley Avenue or Bogard Street, subject to City of Charleston requirements, rather than the current traffic flow, which is to enter and exit directly from the Northbound lane of the Septima Clark Hwy (f/k/a US HWY 17). Additionally, the proposed development provides the interior lots in 266 Ashley Ave HPR (proposed Lots 16-22 and Lots P1-4) the opportunity to ingress and egress from Bogard Street rather than directly at the intersection of Ashley Ave. and Septima Clark Hwy; however, this traffic flow is subject to the City of Charleston’s approval. VIII. SIGNAGE The PUD’s POA Design Review Board shall create a set of standards for signage, including commercial signage for SF Residences or the Accessory Building. Any signage approved by the PUD’s POA Design Review Board may then be submitted to the City of Charleston for approval, if required. IX. CULTURALRESOURCES On the site exists historic structures, which have been or will be restored and redeveloped, other than these historic structures the site does have any other cultural or historic resources. X. LETTERSOFCOORDINATION Letters of Coordination from SCE&G, Charleston County School District, Xfinity-Comcast are included and Charleston Water will be supplemented. XI. ADDITIONALDEVELOPMENTCRITERIA For purposes of fire safety and prevention, each newly constructed SF residence will be required to have a multipurpose/multiuse (not stand-alone type) residential sprinkler system, as subject to requirement by Charleston Fire Department. The developer anticipates selling proposed vacant lots to individuals to construct their personal residence; however, since the proposed vacant lots are unique in shape and vary in sizes and dimensions and ingress/egress easements exist across certain lots, the developer will provide design guidance for the type, style, elevations and floor plans that will accommodate and support a viable SF residence. Additionally, the proposed development anticipates that each SF residence that is built within the development shall first be subject to the approval of the POA’s design review board prior to any lot owner’s submission of its design-build plans to the City of Charleston planning and preservation department or the building department for approval. Page | 8  CATFIDDLE DEVELOPMENT GUIDELINES AND LAND USE PLAN XII. SUBDIVISION A preliminary subdivision plat for proposed Phase 1 and Phase 2 of the proposed development is included in this application for review. The proposed subdivision plat is comprised of 6 Parcels (including Units and Parking Units owned by individuals within the 266 and 264 HPRs), owned by various individuals. Each Parcel has been allocated the following residential units: P ARCEL TM S. N O . L AND A REA U NIT A LLOCATION 460-07-04-016 266 Ashley Ave. (201, 205-211, 216-217) 11,262 Sq. Ft. 7 of 24 264 Ashley Ave. 460-07-04-015(212-214) 5,108 Sq. Ft. 2 of 24 0 Bogard St. 460-07-04-218 12, 194 Sq. Ft. 9 of 24 70 ½ Bogard St. 460-07-04-009 4, 625 Sq. Ft. 3 of 24 5 Kennedy Crt. 460-07-04-027 2, 231 Sq. Ft. 1 of 24 3 Kennedy Crt. 460-07-04-028 2,433 Sq. Ft. 1 of 24 1 Kennedy Crt. 460-07-04-029 2, 127 Sq. Ft. 1 of 24 XIII. APPENDICES ATTACHED Page | 9  CATFIDDLE DEVELOPMENT GUIDELINES AND LAND USE PLAN A. AERIAL SITE VIEW Page | 10  CATFIDDLE DEVELOPMENT GUIDELINES AND LAND USE PLAN B. SITE BOUNDARY SURVEY Page | 11  CATFIDDLE DEVELOPMENT GUIDELINES AND LAND USE PLAN C. PROPOSED PRELIMINARY SUBDIVISION PLAT Page | 12  CATFIDDLE DEVELOPMENT GUIDELINES AND LAND USE PLAN D. LETTERS OF COORDINATION Page | 13 1/6/2015 Ms. Erika Harrison Reverse Sprawl, LLC PO Box 20956 Charleston, SC 29403 Re: Sewer Availability to TMS #460-07-04-009, 015, 016, 027, 028, 029, & 205 - 217 to serve 24 single family residential units Dear Ms. Harrison, This letter is to certify our willingness and ability to provide wastewater collection service to the above referenced site in Charleston County, South Carolina. Wastewater collection service to this site may be made available via the existing eight inch gravity mains in the rights of way of Kennedy Ct., Ashley Ave., and Bogard St. Any subdividing of the property subsequent to this correspondence will require a review process of the civil engineering plans to ensure compliance with the Charleston Water System minimum standards. Any extensions and/or modifications to the infrastructure to serve this site will be a developer expense. Please be advised that wastewater impact fees, wastewater tap fees, change-in-use fees, and/or cost to extend fees will be due prior to connection of any Charleston Water System’s sewer system. This letter does not reserve capacity in the Charleston Water System infrastructure and it is incumbent upon the developer or his agent to confirm the availability herein granted past 12 months of this correspondence. The Charleston Water System certifies the availability of service only insofar as its rights allow. Should access to our existing sewer main/mains be denied by appropriate governing authorities, the Charleston Water System will have no other option than to deny service. This letter is not to be construed as a letter of acceptance for operation and maintenance from the Department of Health and Environmental Control. If there are any questions pertaining to this letter, please do not hesitate to call on me at (843) 727-6870. Sincerely, Cheryl L. Boyle Engineering Assistant Charleston Water System cc: file This is an "uncontrolled" copy of a controlled document. January 9, 2015 RE: Charleston County TMS# 460-07-04-009, 015, 016,027, 028, 029, and 205 through 217 Located near or at: x 266 Ashley Avenue x 264 Ashley Avenue x 0 Bogard Street x 70 1/2 Bogard Street x 1 Kennedy Court x 3 Kennedy Court x 5 Kennedy Court To Whom It May Concern: This letter is to confirm that Comcast Cable is the franchised video service provider for the new location of Charleston, SC Upon execution of a property-specific agreement, the terms of which will be negotiated separately, Comcast can and will extend its cable plant to the property so that the residents there will have access to Xfinity Video, High- Speed Data, and Digital Voice services. Depending on cost to extend the plant, the owner may be asked to bear some of the cost of cable plant construction. Should you have any additional questions, please contact me at 843-266-3094. Best Regards, Andy Mcilwain Business Development Account Executive Comcast of South Carolina, Inc. 4400 Bell Oaks Drive North Charleston, SC 29405 (843) 266-3094 office Andrews_mcilwain@cable.comcast.com  CATFIDDLE DEVELOPMENT GUIDELINES AND LAND USE PLAN E. ARCHEOLOGICAL STUDY Page | 14